It reads as if you are trying to carve as much profit upfront as possible versus form long lasting relationships.

There are some excellent moderators here who helped a lot of people from committing financial suicide .

I saw you mention something about excel in another post, but I have little experience with excel.

It is an excellent beginners course.Good Luck,Mike

However, you are less likely to get "stiffed" if you deal with buyers in your local area who are wanting to establish an "investor-birddog" relationship with you.

Don't ask on your first deal, develop a relationship and he will be more willing as deal after deal go down.

FYI The price is 123k, arv 220-230, with 20k necessary on the high side.My girlfriend has excellent credit 760, good secure job (Teacher) but has little to put up or out of pocket without wrapping it into the loan.

Damian, you got some excellent advice.

I always recommend the Carleton Sheets course as an excellent beginner's course.After you understand the basics, then I would write a short business plan detailing how you will get from where you are now to where you want to be (financially).

At any rate it figuring up the end value is not for you to do, instead have your investors figure that out.I have done dozens of wholesale deals and all I ever worry about is what is the home worth right now, because I will be selling it exactly how it is.You have the potential to ruin alot of relationships with buyers if you try guessing the ARV for them.